801 Summit Ave · St. Paul Park, MN 55071

$160,000

3 bd · 1.0 ba · 1,143 sqft · SingleFamily public records · 107 Days on market

Built 1880 0.34 ac lot $140/sqft · 39% below area Est $234k · 32% under

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Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +15.1/30.0
• ARV discount +15.0/15.0
• Schools +5.2/10.0
• DSCR +4.6/10.0
• 1% rule +4.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This spacious .34-acre lot offers a rare chance to renovate or rebuild in a quiet, established neighborhood just minutes from the Mississippi River and downtown St Paul. The existing home is in need of a rehab-or start fresh and build your custom dream home! Bring your ideas and make it yours!

Key facts

• .34-acre lot
• Downtown st paul
• 0.34 acre lot

Tags

• .34-ACRE LOT
• QUIET ESTABLISHED NEIGHBORHOOD
• MINUTES FROM MISSISSIPPI RIVER
• DOWNTOWN ST PAUL

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $53 ($631/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $149k (6.7% below list).
• Recommended offer: $146k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• South Washington County School District (suburban): math 52% / reading 61% proficiency, ranked #40 of 301 in MN (top 13%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 14% free/reduced lunch — higher-income household profile.
• Market conditions: 21 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,405 units permitted in Washington County in 2024 (121 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Washington County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 16y ago; this cycle's ask has dropped $20k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; list at $160k implies a 167% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $145,600 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.93% ✗
• Cap rate: 6.69%
• Cash-on-cash: 1.41%
• DSCR: 1.06
• GRM: 8.9

CMA / ARV

• ARV (median comp): $233,771
• List price: $160,000
• Delta: -31.56%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -14.0%
• Equity multiple: 0.50×
• Total profit: $-22,542
• Equity at exit: $23,857

10-year hold

• IRR: -5.2%
• Equity multiple: 0.66×
• Total profit: $-15,173
• Equity at exit: $13,834

Cash invested: $44,800 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 46 Balanced
• State Minnesota: 46 Balanced · D+2
• County: — inherits STATE
• City: — inherits STATE

2024 reforms strengthened tenant protections; ramsey/hennepin courts paced moderate to slow.

Methodology + full state rankings →

ZIP-level market 55071

• Home prices YoY: -22.7%
• Active inventory: 21
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,492 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$220 /mo · $2,646/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $53

Break-even live

Break-even rent $1,426

Max offer price $160,000

Occupancy floor 91%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
464 Pullman Ave Unit 6 St Paul Park, MN	2.0	1.0	900	$1,375	$1.53	43d	1	0.55mi
1305 6th St Saint Paul Park, MN	2.0	1.0	950	$1,500	$1.58	43d	1	0.66mi
630 7th Ave Newport, MN	3.0	1.0	1100	$1,700	$1.55	24d	1	1.28mi

Listing history 29 events

1. 2026-06-13
   statusdays on market $160,000 Pending 107 DOM
2. 2026-06-09
   days on market $160,000 Active 105 DOM
3. 2026-06-08
   days on market $160,000 Active 104 DOM
4. 2026-06-07
   days on market $160,000 Active 103 DOM
5. 2026-06-04
   days on market $160,000 Active 100 DOM
6. 2026-06-03
   days on market $160,000 Active 99 DOM
7. 2026-06-02
   days on market $160,000 Active 98 DOM
8. 2026-06-01
   days on market $160,000 Active 97 DOM
9. 2026-05-31
   days on market $160,000 Active 96 DOM
10. 2026-05-01
    status Active 294-char remark

    Show marketing remark (294 chars)

    This spacious .34-acre lot offers a rare chance to renovate or rebuild in a quiet, established neighborhood just minutes from the Mississippi River and downtown St Paul. The existing home is in need of a rehab-or start fresh and build your custom dream home! Bring your ideas and make it yours!

11. 2026-04-27
    historical 294-char remark

    Show marketing remark (294 chars)

    This spacious .34-acre lot offers a rare chance to renovate or rebuild in a quiet, established neighborhood just minutes from the Mississippi River and downtown St Paul. The existing home is in need of a rehab-or start fresh and build your custom dream home! Bring your ideas and make it yours!

12. 2026-04-12
    price $160,000 294-char remark

    Show marketing remark (294 chars)

    This spacious .34-acre lot offers a rare chance to renovate or rebuild in a quiet, established neighborhood just minutes from the Mississippi River and downtown St Paul. The existing home is in need of a rehab-or start fresh and build your custom dream home! Bring your ideas and make it yours!

13. 2026-02-25
    status Active 294-char remark

    Show marketing remark (294 chars)

    This spacious .34-acre lot offers a rare chance to renovate or rebuild in a quiet, established neighborhood just minutes from the Mississippi River and downtown St Paul. The existing home is in need of a rehab-or start fresh and build your custom dream home! Bring your ideas and make it yours!

14. 2026-02-24
    historical Contingent - Inspection 294-char remark

    Show marketing remark (294 chars)

    This spacious .34-acre lot offers a rare chance to renovate or rebuild in a quiet, established neighborhood just minutes from the Mississippi River and downtown St Paul. The existing home is in need of a rehab-or start fresh and build your custom dream home! Bring your ideas and make it yours!

15. 2026-02-20
    listed $180,000 Active 294-char remark

    Show marketing remark (294 chars)

    This spacious .34-acre lot offers a rare chance to renovate or rebuild in a quiet, established neighborhood just minutes from the Mississippi River and downtown St Paul. The existing home is in need of a rehab-or start fresh and build your custom dream home! Bring your ideas and make it yours!

16. 2026-02-19
    historical
17. 2025-08-18
    listed $200,000 Active
18. 2013-06-11
    soldstatus $60,000
19. 2013-05-30
    soldstatus $60,000
20. 2013-05-07
    historical
21. 2012-10-22
    listed $79,900
22. 2012-08-31
    historical
23. 2011-11-23
    listed $69,900
24. 2011-09-30
    historical
25. 2011-08-30
    listed $89,500
26. 2011-08-25
    historical
27. 2010-08-25
    listed $94,550
28. 2010-08-24
    historical
29. 2010-06-02
    listed $109,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MN · Partial reset (capped growth)

• Current annual tax: $2,646 · $220/mo
• Projected year-2 tax: $2,646 · $220/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥99°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,906
• − Mortgage interest: −$8,962
• − Property taxes: −$2,646
• − Insurance: −$800
• − Repairs & maintenance: −$1,432
• − Management: −$1,432
• − Depreciation: −$4,655
• Taxable loss: −$2,022
• Est. tax savings @ 24.0%: +$485
• After-tax cash flow: $1,116/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: South Washington County School District
• NCES district ID: 2733810
• Math proficiency: 52% ▼ -13.00%
• Reading proficiency: 61% ▼ -7.00%
• Median HH income: $88,285
• Composite: 51.8/100
• National rank: #1670
• State rank: #40 of 301 in MN

Livability — St. Paul Park

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: St. Paul Park, MN
• Population (ZIP): 5,807

Population outlook (Washington County) Hauer SSP2

• Today (2025): 278,554 people
• By 2030: 290,465 · +4.3%
• By 2040: 310,014 · +11.3%
• By 2050: 324,118 · +16.4%
• By 2075: 362,697 · +30.2%
• By 2100: 381,491 · +37.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 12% Two or more races 9% Asian 6% Black 3%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Portuguese 13% Romanian 7% Lithuanian 2%
• Foreign-born: 4% · Canada, Jamaica
• Languages at home: 91% English-only · Spanish 6% Other Asian/Pacific 2% French/Haitian/Cajun 1%

Political lean MEDSL · Washington

• 2024 margin: Lean D (+8.9) · D 53.5% · R 44.6% · Other 1.9%
• 2008→2024 swing: +4.6pp toward D · 2008: 4.3pp · 2024: 8.9pp
• All cycles: 2024: D+8.9 2020: D+9.2 2016: D+1.9 2012: D+0.8 2008: D+4.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -71.53%
• Current HPI: 243.5518
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.41%
• F500 in state: 34

Industry mix (Fortune 500 HQ in MN)

Industry	F500 HQs	Revenue
▸Healthcare	2	$407B
▸Retail	2	$150B
▸Consumer Goods	2	$32B
▸Industrial Machinery	2	$6B
▸Agriculture	1	$40B
▸Healthcare / Medical Devices	1	$32B

Price history

+45.6% since first listed

20 events — show timeline

• 2026-05-01 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-27 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-12 Price Changed $160,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-02-25 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-02-24 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-02-20 Listed $180,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-02-19 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2025-08-18 Listed $200,000 NORTHSTARMLS as Distributed by MLS Grid
• 2013-06-11 Sold (Public Records) $60,000 Public Records
• 2013-05-30 Sold (MLS) $60,000 NORTHSTARMLS as Distributed by MLS Grid
• 2013-05-07 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2012-10-22 Listed $79,900 NORTHSTARMLS as Distributed by MLS Grid
• 2012-08-31 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2011-11-23 Listed $69,900 NORTHSTARMLS as Distributed by MLS Grid
• 2011-09-30 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2011-08-30 Listed $89,500 NORTHSTARMLS as Distributed by MLS Grid
• 2011-08-25 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2010-08-25 Listed $94,550 NORTHSTARMLS as Distributed by MLS Grid
• 2010-08-24 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2010-06-02 Listed $109,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+1.9%/yr

Latest (2025): $2,646 · +6.5% YoY. Source: county tax records.